24 & 25 Aug 2013

ECONOMY

Singapore CPI inches up to 1.9% in July

Source: The Business Times

Inflation in Singapore inched up slightly to 1.9 per cent in July from 1.8 per cent in June, as private road transport costs rebounded after two consecutive months of decline, due in part to higher car prices. However, the Monetary Authority of Singapore (MA)S core inflation measure, which excludes costs of accommodation and private road transport, slowed to 1.6 per cent in July from 1.7 per cent in June, as the moderation in services inflation more than offset the higher contribution from food prices.

MAS and the Ministry of Trade and Industry (MTI) said they expect overall imported inflation to remain “generally subdued” for the year. However, domestic cost pressures are expected to persist amid continuing tightness in the labour market, and that “cost pass-through to prices of consumer services could pick up slightly”. Taking these factors into account, MAS core inflation is expected to rise moderately in the second half of the year and average 1.5-2.5 per cent in 2013, while headline inflation is expected to be 2-3 per cent.

More land acquired in recent years for expanding MRT lines, expressways

Source: Channel NewsAsia

The government has acquired more land in recent years, because of projects to build new MRT lines and expand expressways. Last year, the Singapore Land Authority (SLA) acquired 284 commercial and residential properties. This is the highest number in 10 years. It is also a sharp increase from the 43 acquisitions between 2003 and 2009.

SLA said there were 150 appeals on compensation in the last five years.

Record surge in the supply of new homes is likely to trigger a drop in rents and prices by up to 15 per cent between now and 2016 amid tepid population growth, a report noted. A total of 100,000 new private non-landed homes and 123,000 Housing Board homes are expected to be completed by 2017, said the research house. This translates to a 7 to 8 per cent expansion in the yearly supply of new non-landed homes.

The supply surge comes against the backdrop of projected slower growth in Singapore’s population, due in part to policies to curb the influx of foreign workers. The annual population growth is expected to ease to 1.7 per cent – or 400,000 people – by 2017, from 2.9 per cent over the previous five years.

Based on the number of new homes, vacancy rates are slated to rise from 5.6 per cent currently to 8 to 9 per cent by 2016 due to the slower population growth, forcing landlords to reduce asking rents, the report said.

In addition, the projected fall in rents will have a knock-on effect on prices. This is because lower rents will lead investors to pull out from the market, reducing transaction volumes and lowering the average selling prices of new homes, it explained.

Price growth is expected to remain muted (for the rest of this year) and to eventually turn negative in 2014. Between now and 2016, rents and prices are expected to fall by 10 to 15 per cent, the research house projected.

One of the most prestigious residential locations in Singapore, the Ardmore Park area in prime District 10, has largely managed to retain its cachet despite luxury market doldrums, consultants say. Resale activity in the area has slowed significantly in the past couple of years but prices are still fairly resilient because of home owners’ holding power, they add.

The most prominent development there is the freehold Ardmore Park condominium. The median resale price at the project was $3,311 per sq ft (psf) in the second quarter of this year. This was slightly lower than the $3,484 psf median price recorded in the first quarter of the year, but still higher than the median price of $2,877 psf in the corresponding period last year.

Still, resale activity has significantly slowed in the surrounding area due to global macroeconomic headwinds. There were 28 resale transactions in the area last year and 44 in 2011, but only eight so far this year.

The only new project in the Ardmore area completed within the past five years is the freehold 118-unit Ardmore II condominium, which received its Temporary Occupation Permit (TOP) in 2010.

Under construction are the 35-unit Sculptura Ardmore, 43-unit Le Nouvel Ardmore and 84-unit Ardmore 3. Le Nouvel Ardmore has sold two units so far while Ardmore 3 has moved out three of the 12 units launched since its sales began around October 2012. The Ardmore 3 units have been sold at between $3,160 psf for a 1,798 sq ft unit and $3,485 psf for a 1,776 sq ft unit.

On the rental front, the Ardmore Park condo has also seen a dip in rental year on year in the second quarter of this year, though the number of rental contracts has gone up. The monthly median rental was $6.28 psf in the second quarter of last year, out of 14 rental contracts, which works out to $18,118 per month. The monthly median rent fell to $5.78 psf in the second quarter of this year, which translates to $16,675 per month, out of 27 rental contracts.

Mass-market new private residential units are proving to be more popular among Singaporeans. And many are buying them for investment purposes rather than to stay in, says an analyst. From January to May this year, the number of new private residential units sold in Singapore was 8,247 – about twice the number of resale private residential units sold.

For new private residential units outside the central region, their median price is $930,000. For resale units, it is about $1.2 million. The price difference of about 22 per cent is mainly due to the varying sizes. Analysts have observed that the median size for new units is 882 sq ft. For resale units, it is more than 1,200 sq ft.

Analysts also cautioned that rising mortgage rates could pose risks and that potential buyers need to bear this in mind.

The number of resident households living in private property has increased about 40 per cent from 147,800 in 2003 to reach a 10-year record high of 208,900 in 2012. The corresponding proportion of resident households living in private homes has also increased from 14.9 per cent to 18.1 per cent over the same period.

According to latest data from the Singapore Department of Statistics, there were 1,152,000 resident households in Singapore in 2012. Out of every 10 resident households living in non-landed private residential properties, eight are homeowners – this represents the highest non-landed private homeownership rate since 2006. Although the number of households living in public flats has also increased, the corresponding proportion has fallen from 84.7 per cent in 2003 to a new low of 81.6 per cent in 2012.

This could be due to the lower supply of public flats between 2005 and 2008 and an increase in household incomes which have led to more public flat upgraders turning to private property. Over the past three years, the proportion of private homebuyers with a public flat address has increased from 34 per cent in 2010 to 44 per cent in 2012.

INDUSTRIAL

Sabana Reit buying Chai Chee property

Source: The Business Times

Sabana Reit plans to buy an industrial property in Chai Chee from Advanced Micro Devices for $59.5 million. The property, located at 508 Chai Chee Lane off Bedok North Road and Bedok North Avenue 1, is a seven-storey light industrial building with two basement storeys.

Completed on Dec 2, 2002, with a built-up gross floor area of about 327,574.70 sq ft, the property is a JTC Corp leasehold estate of 30+29 years’ tenure commencing from April 16, 2001. The land area of the site is around 113,689.50 sq ft, with a remaining tenure of about 46.5 years.

The total acquisition cost is $68.2 million, comprising the $59.5 million purchase consideration for the property, $7.7 million upfront land premium payable to JTC for the balance of the first term (approximately 17.5 years), and other fees and expenses. The property, which is fully occupied by the vendor, was independently valued at $67.75 million on July 25.

“Sabana Reit is also responsible for the land rent or upfront land premium (as the case may be) for the second term of land tenure of 29 years,” said the trust.

If the acquisition follows through, both parties will enter into a lease agreement in which Advanced Micro Devices will lease back at least 50 per cent of the total rentable area of the property. It will be for a term of 10 years with two options to extend the lease terms further for four years or 31/2 years each. The remaining space will be leased to third-party tenants.

American brand Coach is set to open a boutique store in a Singapore suburban mall. It has leased nearly 2,000 sq ft of space at Jurong’s Westgate mall, due to open its doors before Christmas, said mall manager CapitaMalls Asia. The unit, on the first floor near the mall entrance, will be Coach’s first boutique in the suburbs though it also has a factory outlet store at the IMM mall in Jurong.

Besides Coach, another big-name international brand opening at the Westgate mall include Swedish high-end fashion brand Cos, the upmarket sibling of clothes chain H&M. Cos will occupy nearly 7,000 sq ft of space on the first floor of the seven-storey mall. This will be its second store in Singapore after its South-east Asian debut at Ion Orchard.

The mall’s occupancy rate is now over 80 per cent ahead of its opening by Christmas this year, CapitaMalls Asia said. Its 410,000 sq ft net lettable area is around the size of the retail space at Raffles City Singapore.

Offering both a less costly platform for first time F&B entrepreneurs to tinker with new ideas and a refreshing twist for jaded diners, the dual concept eatery is taking off in Singapore in a bigger way here than ever before.

In Seng Poh Road, Dough & Grains and Backdoor combines a bakery with a bar. Backdoor occupies 330 sq ft of the entire 1,300 sq ft unit shared by both outlets. At Moh Guan Terrace, Bincho and Hua Bee, a mee pok stall, and a trendy yakitori restaurant will share the same premises. In the former premises of Hua Bee coffeeshop in Tiong Bahru, the mee pok eatery will reopen in October at the front half of the 1,500 sq ft space. The back half will house Bincho, a modern Japanese yakitori joint.

In the east at AlibabaR along East Coast Road, Between The Buns, Zheng miniwok and Double Bowl Signature Soup are located together in a coffee shop setting. At Bussorah Street Jara Petit, a mini cheesecake specialist moved in with Turkish restaurant, Alaturka, in Kampong Glam at the start of August. It occupies the 32-seater next-door unit to Alaturka’s main 42-seater dining room.

Other dual concept eateries include Two Face Pizza and Taproom in Tanjong Katong Road, and The Bread Table and Choon Ming Bao Dian at Jalan Kuras.

The new Yishun Community Hospital (YCH) will house the Geriatric Education and Research Institute (Geri), said Health Minister Gan Kim Yong at YCH’s ground-breaking ceremony on August 23. The institute will train healthcare professionals to care for the aged and research issues related to the elderly, such as age-related physiological and clinical changes.

YCH, operated by Alexandra Health, will play a role in meeting the growing demand for community hospital services as the population ages. It is slated to be completed in 2015. The hospital will have two blocks linked to Khoo Teck Puat Hospital. YCH will add 428 beds for sub-acute, rehabilitation, dementia and palliative care to help relieve the latter’s acute care load, according to a statement by Alexandra Health, which currently runs Khoo Teck Puat.

The Land Transport Authority (LTA) has awarded a $144 million contract to construction firm Woh Hup to build Woodlands South station. The station, one of 22 on the fully underground, 30km Thomson Line, will be ready in 2019. Work on the station is expected to start later this year.

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